Blk 740 Woodlands Circle
Project page · 99-year lease from 1997
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 740 | 04 TO 06 | 102 sqm | S$538,000 | S$5,275 psm | ×1.000 | S$5,275 psm |
| Jul 2026 | Blk 740 | 04 TO 06 | 102 sqm | S$502,000 | S$4,922 psm | ×1.000 | S$4,922 psm |
| Mar 2026 | Blk 740 | 10 TO 12 | 102 sqm | S$538,000 | S$5,275 psm | ×0.997 | S$5,259 psm |
How accurate is this estimate for Woodlands Circle?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 114 sales in Woodlands Circle since.
- Median error
- 4.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.93% gross yield
S$37,200 of rent a year against the estimate above · 0.24 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 58 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 731 | 4 ROOM | S$3,200 |
| Sept 2026 | 766 | 4 ROOM | S$2,950 |
| Sept 2026 | 737 | 4 ROOM | S$2,700 |
| Sept 2026 | 734 | 4 ROOM | S$2,500 |
| Aug 2026 | 732 | 4 ROOM | S$3,500 |
| Aug 2026 | 736 | 4 ROOM | S$3,100 |
| Aug 2026 | 735 | 4 ROOM | S$3,100 |
| Aug 2026 | 737 | 4 ROOM | S$3,000 |
median of 58 HDB rental approvals for 4 ROOM on Woodlands Circle since 2025-10.
Buying or selling at S$536,413?
Buying: Stamp duty on S$536,413 · Cash and CPF needed on S$536,413 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$536,413.
Each opens with this figure filled in; change anything there.
Primary schools near 740 Woodlands Circle
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Evergreen Primary School · 112 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 381 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 616 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qihua Primary School · 853 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodlands Ring Primary School · 1,025 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Woodgrove Primary School · 1,338 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,660 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,719 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 740 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 102 sqm | S$538,000 | S$5,275 psm |
| Jul 2026 | Blk 740 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 122 sqm | S$600,000 | S$4,918 psm |
| Jul 2026 | Blk 740 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 102 sqm | S$502,000 | S$4,922 psm |
| May 2026 | Blk 740 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 123 sqm | S$620,000 | S$5,041 psm |
| Mar 2026 | Blk 740 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 102 sqm | S$538,000 | S$5,275 psm |
| Apr 2025 | Blk 740 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 122 sqm | S$680,000 | S$5,574 psm |
| Apr 2025 | Blk 740 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 102 sqm | S$540,888 | S$5,303 psm |
| Apr 2025 | Blk 740 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 102 sqm | S$560,000 | S$5,490 psm |
| Jan 2025 | Blk 740 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 122 sqm | S$622,000 | S$5,098 psm |
| Oct 2024 | Blk 740 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 121 sqm | S$658,888 | S$5,445 psm |
| Oct 2024 | Blk 740 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 103 sqm | S$555,000 | S$5,388 psm |
| Jul 2024 | Blk 740 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 102 sqm | S$512,000 | S$5,020 psm |
| Apr 2024 | Blk 740 · 4 ROOM · 10 TO 12 · Model A · 73 years left excluded: outlier | 102 sqm | S$400,000 | S$3,922 psm |
| Feb 2024 | Blk 740 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 122 sqm | S$613,000 | S$5,025 psm |
| Jun 2022 | Blk 740 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 122 sqm | S$512,000 | S$4,197 psm |
Showing 15 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 740 · 5 ROOM | S$3,200 | — |
| Feb 2026 | Blk 740 · 4 ROOM | S$2,300 | — |
| Nov 2025 | Blk 740 · 4 ROOM | S$3,100 | — |
| Oct 2024 | Blk 740 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 740 · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 740 · 5 ROOM | S$3,200 | — |
| Oct 2023 | Blk 740 · 4 ROOM | S$2,400 | — |
| Oct 2023 | Blk 740 · 4 ROOM | S$2,100 | — |
| Sept 2023 | Blk 740 · 5 ROOM | S$4,000 | — |
| May 2023 | Blk 740 · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 740 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 740 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 740 · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 740 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 740 · 5 ROOM | S$1,950 | — |
| Feb 2021 | Blk 740 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 740 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 740 · 4 ROOM | S$1,600 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 69 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 64 years | S$519,665 | S$573,752 | S$621,385 | S$632,252 |
| 10 years | 59 years | S$501,370 | S$611,167 | S$716,857 | S$742,150 |
| 20 years | 49 years | S$454,498 | S$675,360 | S$929,137 | S$995,861 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.